349 student bedroom accommodation in 13,16 & 17 storey building in Wembley High Road likely to be approved tomorrow

 

The present buildings, Pitman House and Fairgate House, 390-402, 402-408 High Road Wembley

The replacement building

The plans for a massive student accommodation block to replace Pitman House and Fairgate House on Wembley High Road, comes to Plannning Committee tomorrow.

Thge plans are for a party 13, part 16 and part-17 storey buildng housing 349 student bedrooms and a range of communcal spaces, along with three commercial units at ground floor level. 

Following other high-rise buildings on the High Road this is consider acceptable by officers. The building would almost face the controversial Cecil Avenue/Copland site where Brent Council is proposing a high density 9 storey building and close to the 17 and 19 storey Wembley Link (416 - 44 High Road) and the 27-storey Twin Towers (Uncle building) that replaced Chesterfield House.

The mock-tudor shops wedged between will begin to look very much out of place.

 Figures indicate the number of storeys

The land behind the development, between it and the railway line, is also likely to be  developed as a continuation of the Wembley Link concept:

The planning application has attracted few comments and only two objections.That is quite surpising given its size and potential impact. The Brent Trees Officer regrets the loss of trees in the development and is pessimistic about the survival chances of new trees to be planted in a shaded space.

Student accommodation and its suitability for the area and any potential problems are not directly addressed but Officers have this to say about that aspect of the proposal:

…Student housing contributes to Brent’s housing targets, at a rate of 2.5 bedspaces to one conventional housing unit, and the provision of accommodation for 349 students would equate to 139.6 new homes, which would contribute towards the wider target of 650 dwellings within the whole of the site allocation. To date within the wider site allocation, planning permission has been secured for 256 homes within Wembley Link scheme (18/3111) and outline consent secured for 5000sqm of residential floorspace (upto 54 homes) within Ujima House (19/3092).

The accommodation would be secured by condition for occupation by full time students enrolled on UK accredited and based further education courses during term time (for not less than 39 weeks of the year). The remaining time, (outside term time,) the Council is content that the units may be rented out on short-term lets, perhaps assisting tourism within the summer vacation period. This will apply to all of the student rooms. The majority of the units (51% of bedrooms) would be provided through a nominations agreement with one or more higher education providers, through the s106 agreement. This demonstrates that the accommodation would meet a specific London need, in line with policy H15 of London Plan and policy BH7 of Brent’s Local Plan.

A draft student management plan has been submitted, setting out how the development would be managed through an on-site staff presence providing a point of contact for students but also for local residents who might be concerned about any incidents of anti-social behaviour. Management and maintenance of communal facilities, emergencies and security measures are also addressed. An updated document would be required as a condition prior to occupation, and would provide a dedicated contact for local residents.

Officers recommend approval of the application subject to conditions and a Section106 Plan.

Residents' Association launch petition calling for Islamia Primary School move to Strathcona site to be stopped

 A second petition on the Islamia Primary School proposed move to the Strathcona site in Preston ward has been launched. This follows a petition in the summer by a group of Islamia parents that opposed the proposed site and called instead for the school to occupy the South Kilburn site earmarked for the merged Carlton Vale Infants and Kilburn Park Juior schools. That petition was signed by 509 people by the time it closed LINK.

The second petition is by South Kenton & Preston Park Residents' Association (SKPPRA) and appears on the Change website. It opposes the school based on the traffic and environmental impact and its affect on neighbouring school pupil numbers.  SKPPRA insist that their opposition is not based on the faith nature of the school and that they represent a multi-ethnic community.

The interests of the two sets of petitioners converge in terms of opposition to the site but the governing board and Brent Council insist that there is no alternative. Both Brent Council and the Yusuf Islam Foundation have searched for an alternative site in the borough and found none. Brent Council insist that the new South Kilburn site is an integral part of the estate regeneration and its expanding population and would be open to children of all faiths and none. In any case it would not be ready in time for occupation given the eviction deadline. The Islamia Primary Governing Board said that if Brent Council were, nevertheless, to provide that site they could try and persuade the Foundation to extend their occupancy for the required period.

The informal stage of the consultation on the move ends tomorrow. The Governing Board will then start the formal statutory consultation and report on its outcome. Brent Council officers will then  provide a report and recommendations for the Brent Cabinet who will make the final decision.

The petition can be found HERE and had 265 signatories at the time of writing.

The petition

Islamia Primary School, currently in Kilburn NW6 are being evicted and have been given two choices by Brent Council, to either close down or move to Strathcona Site HA9. The 6 mile move to this new site is not supported by the existing school parents, teachers, governors or the local residents of the new site.

A new school in the area will have serious environmental impact on the area causing pollution, lower air quality and damage to the climate, not forgetting health and safety concerns of the general public.  

Three existing schools near Strathcona site are already under subscribed and a new school will only exacerbate the situation.

We urge you to sign the petition so that Brent Council Cabinet Members can take this into consideration.

In a recent public meeting with Islamia Primary school the Local resident's state: "We want your school to stay open, but we don't want it here"!

Consultation period ends on 16th November 2022

Islamia Primary School move - minutes of September 12th Cabinet Meeting that set the process in motion

In view of the intense interest in the proposed move of Islamia Primary School to a site in Strathcona Road, Preston ward, I thought it might be useful to publish the minutes of the Cabinet Meeting of September 12 that set the process in motion:

 

This report details a proposal regarding the relocation of Islamia Primary School and seeks approval to the associated capital project business case and statutory consultation process.

Decision:

Cabinet NOTED the comments by Sofia Moussaoui, representing the Governing Body of Islamia Primary School, who had requested to speak on the report in relation to the future of Islamia Primary School. 

 

 In commenting on the proposals within the report she advised that the main aim of the Governing Body moving forward was to secure the future of Islamia Primary School.  As such she advised the Governing Body remained committed to ensure that the necessary funding and a suitable, viable alternative site was secured for the school.  This recognised the advice from the Council that the South Kilburn site identified as the preferred alternative by the parents who had signed the petition was not a viable option given the timing of its availability and allocated use.

 

In advance of the report being considered, Councillor Butt again assured the petitioners about the formal consultation that would need to be undertaken by the Governing Body, should the recommendations be agreed, along with the work being undertaken with the School and Governing Board in order to maintain and secure the schools future provision on the basis of the proposals identified.

 

Having noted the report, including the exempt information within the appendix, and the comments raised by the petitioners and Governing Body representatives at the meeting Cabinet RESOLVED:

 

(1)       To note the historical context and background set out in the report.

 

(2)       To note that the Yusuf Islam Foundation has issued eviction notices to its Voluntary Aided Islamia Primary School and that the future options for the school were for the school to either relocate or close.

 

(3)       To note the proposal to relocate Islamia Primary School to the Strathcona site as a 2FE school and agree to allocate up to £8.0m capital towards the total project costs of £10.0m, noting that the preferred option was estimated to cost £9.11m.

 

(4)       To approve the delegation of authority to agree pre-tender considerations, procure and award the necessary works contracts valued in excess of £5m to the Corporate Director Finances and Resources, in consultation with the Cabinet Member for Children, Young People and Schools and Cabinet Member for Finance, Resources and Reform.

 

(5)       To note that if the school relocated to the Strathcona school site, the site could be transferred into the name of the Yusuf Islam Foundation who would be required to hold the site for the benefit of the Islamia Primary School. Further details in terms of ownership would be set out in a Trust Deed. This would ensure that the primary school would be protected from eviction in future. (My emphasis)

 

(6)       To note that a statutory consultation process to allow the relocation of Islamia Primary School as a 2FE Primary School to the Strathcona site would need to be undertaken and that the Governing Board would be responsible for making this proposal through statutory consultation.

 

(7)       To acknowledge that, should the Strathcona site be used for Islamia Primary School, then an alternative site would be required to deliver Post-16 SEND provision.

Minutes:

Following on from consideration of the petition relating to Islamia Primary School, Councillor Muhammed Butt (Leader of the Council) advised that he had accepted a request to speak on the report from Sofia Moussaoui, representing the Governing Body at Islamia Primary School.  In commenting on the proposals within the report, Sofia Moussaoui advised that the main aim of the Governing Body moving forward was to secure the future of Islamia Primary School.  As such she advised the Governing Body remained committed to ensure that the necessary funding and a suitable, viable alternative site was secured for future provision of the school.  This recognised the advice from the Council that the South Kilburn site identified as the preferred alternative by the parents who had signed the petition was not a viable option given the timing of its availability and allocated use.

 

In advance of the report being considered, Councillor Muhammed Butt again assured the petitioners about the formal consultation that would need to be undertaken by the Governing Body, should the recommendations in the report be agreed, along with the work being undertaken with the School and Governing Board in order to maintain and secure the schools future provision on the basis of the proposals identified.

 

Councillor Gwen Grahl (Cabinet member for Children, Young People and Schools) then introduced the report which set out proposals for the relocation of Islamia Primary School.  In considering the report Cabinet noted the outline of options reviewed along with the capital project requirements and business case supporting the option to develop the former Strathcona school site as a two form entry site for the School.  The report also set out the statutory consultation requirements that would be required in order to deliver the project.  In thanking the petitioners and representatives of the school Governing Body for their comments, Councillor Grahl advised that she acknowledged the concerns and frustrations raised but, at the same time, felt it important to recognise the limited options available in relation to the availability of alternative sites to secure future provision of the school.  In terms of reference to the new school site within South Kilburn, confirmation was provided that this had already been allocated for use as a replacement for Carlton Vale Infant and Kilburn Park Junior School as part of the wider South Kilburn regeneration masterplan with the new school also not available until September 2026.  Members noted it would also not therefore be available as a viable option on the basis of the timing, given Islamia Primary School were required to vacate their current site by the end of July 2024.

 

Taking this into account, members were advised of the significant effort which had gone into development of the Strathcona site as a viable alternative for the school along with the assurance of the Council’s continued commitment to work with the school and parents in order to ensure a smooth transition, should the proposal be approved, including on how best to facilitate travel and access particularly for more vulnerable pupils.

 

In recognising that the preference identified by the petitioners for allocation of the new school site in South Kilburn was not a viable option, members supported the efforts being made to safeguard the long term future of the school working with the Governing Body and Trust in terms of the provision of a suitable permanent site that could be developed to accommodate the school and on which it would be possible for parents to contribute and outline their views as part of the statutory consultation process.

 

Having considered the report, including the exempt information within Appendix A, and the comments raised by the petitioners and Governing Body representatives at the meeting Cabinet RESOLVED:

 

(1)      To note the historical context and background set out in the report.

 

(2)      To note that the Yusuf Islam Foundation has issued eviction notices to its Voluntary Aided Islamia Primary School and that the future options for the school were for the school to either relocate or close.

 

(3)      To note the proposal to relocate Islamia Primary School to the Strathcona site as a 2FE school and agree to allocate up to £8.0m capital towards the total project costs of £10.0m, noting that the preferred option was estimated to cost £9.11m.

 

(4)      To approve the delegation of authority to agree pre-tender considerations, procure and award the necessary works contracts valued in excess of £5m to the Corporate Director Finances and Resources, in consultation with the Cabinet Member for Children, Young People and Schools and Cabinet Member for Finance, Resources and Reform.

 

(5)      To note that if the school relocated to the Strathcona school site, the site could be transferred into the name of the Yusuf Islam Foundation who would be required to hold the site for the benefit of the Islamia Primary School. Further details in terms of ownership would be set out in a Trust Deed. This would ensure that the primary school would be protected from eviction in future.

 

(6)      To note that a statutory consultation process to allow the relocation of Islamia Primary School as a 2FE Primary School to the Strathcona site would need to be undertaken and that the Governing Board would be responsible for making this proposal through statutory consultation.

 

(7)     To acknowledge that, should the Strathcona site be used for Islamia Primary School, then an alternative site would be required to deliver Post-16 SEND provision.

Supporting documents:

• 07. Future of Islamia Primary School.docx, item 8. PDF 484 KB
• Restricted enclosure View the reasons why document 8./2 is restricted

Brent Cabinet asked key questions on conversion of council housing to other tenures, including Shared Ownership

 Cllr Anton Georgiou addressed Brent Cabinet this morning on issues surrounding affordable housing in the borough and the New Council Homes Programme. Brent Council Leader, Muhammed Butt said the Council would come back to him with a detailed reply but said that he hoped that the council and its officers were not being accused of deliberately misleading the public. Cllr Butt went on to attack 'nimbies'  who claimed to support council housing but opposed housing applications at Planning Committee meetings.   As much of the opposition currently is from council tenants concerned about the detrimental impact of  in-fill applications that is stretching the nimby label somewhat. 

Cllr Georgiou's presentation:

Collectively our main objective must be to ensure that the Council are providing the homes our community needs, in doing so, reducing the growing housing waiting list in Brent and also reducing the number of people in temporary accommodation. 

 

The demand for Council homes is significant and will likely grow in the coming months and years. Many will turn to Brent to assume their housing needs.

 

Whilst I welcome the update in the report presented to Cabinet this morning, entitled, ‘Update on the supply of New Affordable Homes’, I would specifically like to ask some points of clarification.

 

The report references 684 new Council homes, which is a different figure than the one provided by the Leader to Scrutiny last week. I believe you quoted 768 following questioning by myself, what does that figure refer to? 

 

To the 684 homes referenced in the report, can Cabinet please confirm what these units consist of…

 

On Rent levels:

 

How many of the 684 are:

 

• at Council rent level 
• at London affordable rent level 
• at London housing allowance rent level 
• how many are shared ownership 

 

What kind of tenures do the 684 represent:

 

• how many are assisted living
• how many are temporary accommodation 
• how many are social rent homes
• how many have shared ownership tenure 

 

Further to that, are there any shared ownership homes within the HRA account? 

 

If yes, how many please?

 

To shared ownership specifically…

 

The Report recommends the "conversion" of homes from London Affordable Rent level to Shared Ownership, but then further down at recommendation 2.8 states that the Cabinet, will agree to commission a report into Shared Ownership demand in the borough. 

 

How can the report recommend conversion of London Affordable Rent to Shared Ownership without fully understanding the demand? Where is the evidence? Are these really the type of homes our community truly wants and needs?

 

It must also be noted that Shared Ownership is already being provided in significant numbers as part of the affordable housing component of many private developments in Brent. 

 

Here are a few examples but not an exclusive list:

 

• Euro House ................................. 141 units
• Bridgewater Road ......................... 119 units
• Northwick Park Hospital ................ 111 units
• Alperton Bus Garage ...................... 98 units
• Abbey Manufacturing Estate ............ 66 units
• Watkin Road ................................. 61 units

 

These figures were all correct at the time of approval by the Planning Committee.

 

It is important to agree that Shared Ownership is not and never will be an affordable housing model. The umbrella term used by government is wholly inaccurate and I would go as far to say purposefully misleading. 

 

There is no need for Brent to be considering a ‘shared ownership offer’ when it is fact that this housing model is in no way affordable to local people, or even potentially, what local people want. Many Alperton residents and others in Brent are already trapped in Shared Ownership schemes. It is a nightmare. 

 

Therefore, I implore Cabinet to 

 

-      reject the recommendation to convert London Affordable Rent units to Shared Ownership

-      to not allow developers to get away with using Shared Ownership to mask their failure to provide more genuinely affordable units

-      and finally to not pursue a Brent Shared Ownership Offer without facts and evidence that there is demand for this type of housing in Brent. I for one do not believe there will be, if the true scam of Shared Ownership is explained to local people. 

 

Brent Fights Back - organising meeting November 30th 7pm Black Music Co-op, Willesden

 

Brent gets 'enormous slice of funding' from Arts Council for 6 organisations

 

 Some Deafinitely Thatre productions

From Brent Council

 

Six creative and cultural organisations in Brent are set for a £5million boost over the next three years, ensuring more local people can enjoy fantastic, fulfilling art and culture on their doorstep.

 

The funding from Arts Council England is part of their investment programme for 2023-2026. This massive investment comes at a time when Arts Council England has prioritised bringing art, culture, and creativity to more people outside of central London. As an outer London Borough Brent will benefit from the approach to spread funding culture to outside central London.

 

£5,061,423 is being split between the following organisations:

• Deafinitely Theatre, £795,249
• Fresh Arts C.I.C, £300,000
• Kiln Theatre, £2,837,703
• Magic Sound Ltd, £450,000
• Mahogany Community Ventures Limited, £473,532
• The Children's Bookshow, £204,939
  

 

By funding new organisations in new places, the Arts Council is delivering on the vision set out in its strategy, Let's Create: that everyone, everywhere, deserves to benefit from public investment in culture and creativity.

 

Cllr Fleur Donnelly-Jackson, Cabinet Member for Community Engagement, Equalities and Culture said:

We are proud that six incredible cultural organisations that are based in Brent have been awarded this enormous slice of funding by Arts Council England. Brent is the Borough of Cultures, brimming with talent and diversity.

Our successful Brent 2020 programme helped build a tremendous amount of momentum and this extra Arts Council funding is further evidence that the creatives industries are alive and well in Brent.

This funding will help this infectious energy go even further and I can’t wait to see the positive impact of this investment come to life.

 

Clary Salandy, co-founder of Mahogany Carnival Design, said:

We were very moved to receive the email with positive news about remaining in the NPO portfolio. In these times, this is not just a lifeline for a little arts organisation like us; it is also an investment in the creative futures of the diverse people of Brent and in the preservation and evolution of the Carnival art form.

This NPO success will create more opportunities for developing the creative skill of our community through more brilliant carnival work.

Speech extracts from Enough is Enough Rally at Brent Central Mosque, Willesden Green

 

 

 

Speakers at the West London Enough is Enough Rally included Dr Riaz, Chair of the Mosque, Dawn Butler MP, Jo Grady of UCU, Sarah Emm of ACORN, Muhammed Butt, Leader of Brent Council, and Mick Lynch (RMT).

Mick Lynch sets Brent on fire at West London Enough is Enough Rally at Central Mosque of Brent

 

Hundreds of local people attended the  West London Enough is Enough Rally at the Central Mosque of Brent last night and heard from Dr Mohammed Riaz, Chair of the Mosque, Dawn Butler MP, Sarah Emm of ACORN, Jo Grady of the UCU and Mick Lynch of the RMT.

Brent Trades Council announced the formation of Brent Fights Back to bring together local workers and their trade unions, with community organisations and individuals who are campaigning on the issues affecting their daily lives. The audience (and readers) were invited to an open meeting on November 30th at 7pm to launch the organization. It will be held at Brent Black Music Co-op, 385 High Road, Willesden, NW10 2JR to discuss what we should do in Brent and how to take the campaign forard.